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<br /> . <br /> Minutes of Regular Planning Commission Meeting, March 4, 1987 <br /> . Page 5 <br /> The applicant's comprehensive plan statement indicates that <br /> convenience retail demand has increased in the past 10 years; <br /> however, the primary factors that cause the site to be designated <br /> for office use, related to land use compatibility, have not changed. <br /> 2. Locating convenience retail/service centers at the fringe of <br /> residential neighborhoods and adjacent to major thoroughfares is a <br /> common land use pattern, however, Arden Hill's has by policy and <br /> practice concentrated commercial development in the City to avoid <br /> compatibility problems with residential neighborhoods. <br /> 3. In terms of visual compatibility, the proposed development would be <br /> similar to an office developmeht; however the nighttime and weekend <br /> impact of the retail/service center is considered the primary <br /> unresolved issue. <br /> 4. Comparison of the traffic generation shows that a small-scale <br /> retail/service center will generate 5 to 6 times as much traffic as <br /> general offices. A percentage of traffic to and from the <br /> retail/service center is siphoned from traffic already on adjacent <br /> streetst and that traffic tends to be distributed over more hours of <br /> the day, rather than concentrated during peak hours as would be the <br /> case of general office traffic. <br /> Planner concluded by stating the rezoning request is supported by <br /> potential neighborhood convenience and the apparent market demand for <br /> . retail commercial uses. However, the negatives: a) substantially increased <br /> traffic volumes, 2) nighttime/weekend impact on adjacent residences, and <br /> 3) the site's limited potential to resolve these problems through spatial <br /> separation, outweigh the positives. He advised, for these reasons, the <br /> City's objective for development under the B-1 zoning classification <br /> remains justifiable. <br /> Chairman Curtis asked Miller to review the uses, permitted and special <br /> uses, in the B-2 District versus the B-1 District. <br /> Miller read the explanation for each district and reviewed the uses, as <br /> requested. <br /> James Stopelstad, co-owner of the site. Mike Scott of Jackson-Scott <br /> Associates, Inc., Duncan Mallard, architect, David Stopelstad, real-estate <br /> agent and Gary Petersen, representing the daycare center, were introduced <br /> to the members. <br /> James Stopelstad explained how he and his partners had obtained the site <br /> and, reported on a feasibility study he had completed relative to the <br /> proposed development of the site. <br /> Mike Scott displayed drawings of the proposed building plan for the site <br /> and explained the retail/service layout. Scott noted the daycare center <br /> would be located on the west end of the site, the middle building would be <br /> service related offices; such as dental, legal, and chiropratic, and the <br /> . building on the east end of the site would be convenience related <br /> services, with space closest to Hamline reserved for a superette. He <br /> pointed out that the parking would be located on the northerly portion of <br /> the site, adjacent to Highway 96 and employee parking would be located in <br /> the rear of the building. <br /> - <br />